5837 White Horse Pike · Egg Harbor City, NJ 08215

$149,700

1 bd · 1.0 ba · 800 sqft · SingleFamily public records · 35 Days on market

Built 1997

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm and potential of this 1997-built cottage getaway. Nestled near beautiful state parks, stunning beaches, and a collection of local wineries, this home was originally designed for relaxed vacation living and coastal adventures. Now awaiting new life, the property is in need of some TLC to restore its cozy character. Whether you’re dreaming of a weekend retreat or a renovation project brimming with opportunity, this cottage offers the perfect canvas. Property is being sold in as-is condition. Buyer is responsible for all inspections, permits, and obtaining the certificate of occupancy.

Key facts

• Near shopping
• Near beaches
• Near state parks

Tags

• NEAR STATE PARKS
• NEAR BEACHES
• NEAR SHOPPING
• NEAR MAJOR ROADWAYS

Property features AI

Finance

• Other: Listing includes Sellers Property Condition document
• Financial info: No financial details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Two exterior parking spaces; No garage
• Security: No security features listed
• Utilities: Private sewer; Private water
• Home design: Single-family property listed for sale; Zoned DVC; About 21–25 years old
• Construction: Age approximately 21–25 years
• Exterior features: Lot dimensions approximately 43.6 x 267; Lot frontage about 43.6 feet; Lot smaller than one acre; Not waterfront; Floodplain: No

Interior

• Kitchen: No appliance details provided
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; No central cooling indicated
• Interior features: Three total rooms; Electric heating
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.7% in Egg Harbor City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#353 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A, housing B+, crime B; Watch: employment D, schools F, amenities F.
• Greater Egg Harbor Regional High School District (suburban): math 16% / reading 49% proficiency, ranked #319 of 472 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $10k; list at $150k implies a 1397% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,209 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.62%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $10,483
• Equity at exit: $22,321

10-year hold

• IRR: 15.8%
• Equity multiple: 2.28×
• Total profit: $53,826
• Equity at exit: $12,943

Cash invested: $41,916 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08215

• Home prices YoY: -22.4%
• Active inventory: 78
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$785
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $546

Break-even live

Break-even rent $1,223

Max offer price $149,700

Occupancy floor 66%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,425
• Closing costs: $4,491
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
541 Philadelphia Ave Egg Harbor City, NJ	2.0	1.0	750	$1,700	$2.27	13d	1	0.98mi

Listing history 38 events

1. 2026-06-19
   days on market $149,700 Active 35 DOM
2. 2026-06-18
   days on market $149,700 Active 34 DOM
3. 2026-06-17
   days on market $149,700 Active 33 DOM
4. 2026-06-16
   days on market $149,700 Active 32 DOM
5. 2026-06-15
   days on market $149,700 Active 31 DOM
6. 2026-06-14
   days on market $149,700 Active 29 DOM
7. 2026-06-13
   days on market $149,700 Active 28 DOM
8. 2026-06-10
   days on market $149,700 Active 26 DOM
9. 2026-06-09
   days on market $149,700 Active 25 DOM
10. 2026-06-08
    days on market $149,700 Active 24 DOM
11. 2026-06-07
    days on market $149,700 Active 23 DOM
12. 2026-06-05
    days on market $149,700 Active 20 DOM
13. 2026-06-03
    days on market $149,700 Active 19 DOM
14. 2026-06-02
    days on market $149,700 Active 18 DOM
15. 2026-06-01
    days on market $149,700 Active 17 DOM
16. 2026-05-31
    days on market $149,700 Active 16 DOM
17. 2026-05-30
    days on market $149,700 Active 15 DOM
18. 2026-05-15
    listed $149,700 Active 402-char remark
19. 2026-05-01
    historical 614-char remark

    Show marketing remark (614 chars)

    Discover the charm and potential of this 1997-built cottage getaway. Nestled near beautiful state parks, stunning beaches, and a collection of local wineries, this home was originally designed for relaxed vacation living and coastal adventures. Now awaiting new life, the property is in need of some TLC to restore its cozy character. Whether you’re dreaming of a weekend retreat or a renovation project brimming with opportunity, this cottage offers the perfect canvas. Property is being sold in as-is condition. Buyer is responsible for all inspections, permits, and obtaining the certificate of occupancy.

20. 2025-11-13
    price $147,900 614-char remark

    Show marketing remark (614 chars)

    Discover the charm and potential of this 1997-built cottage getaway. Nestled near beautiful state parks, stunning beaches, and a collection of local wineries, this home was originally designed for relaxed vacation living and coastal adventures. Now awaiting new life, the property is in need of some TLC to restore its cozy character. Whether you’re dreaming of a weekend retreat or a renovation project brimming with opportunity, this cottage offers the perfect canvas. Property is being sold in as-is condition. Buyer is responsible for all inspections, permits, and obtaining the certificate of occupancy.

21. 2025-11-12
    status Active 614-char remark

    Show marketing remark (614 chars)

    Discover the charm and potential of this 1997-built cottage getaway. Nestled near beautiful state parks, stunning beaches, and a collection of local wineries, this home was originally designed for relaxed vacation living and coastal adventures. Now awaiting new life, the property is in need of some TLC to restore its cozy character. Whether you’re dreaming of a weekend retreat or a renovation project brimming with opportunity, this cottage offers the perfect canvas. Property is being sold in as-is condition. Buyer is responsible for all inspections, permits, and obtaining the certificate of occupancy.

22. 2025-11-01
    historical 614-char remark

    Show marketing remark (614 chars)

    Discover the charm and potential of this 1997-built cottage getaway. Nestled near beautiful state parks, stunning beaches, and a collection of local wineries, this home was originally designed for relaxed vacation living and coastal adventures. Now awaiting new life, the property is in need of some TLC to restore its cozy character. Whether you’re dreaming of a weekend retreat or a renovation project brimming with opportunity, this cottage offers the perfect canvas. Property is being sold in as-is condition. Buyer is responsible for all inspections, permits, and obtaining the certificate of occupancy.

23. 2025-04-29
    price $153,100 614-char remark

    Show marketing remark (614 chars)

    Discover the charm and potential of this 1997-built cottage getaway. Nestled near beautiful state parks, stunning beaches, and a collection of local wineries, this home was originally designed for relaxed vacation living and coastal adventures. Now awaiting new life, the property is in need of some TLC to restore its cozy character. Whether you’re dreaming of a weekend retreat or a renovation project brimming with opportunity, this cottage offers the perfect canvas. Property is being sold in as-is condition. Buyer is responsible for all inspections, permits, and obtaining the certificate of occupancy.

24. 2024-12-06
    status Active 614-char remark

    Show marketing remark (614 chars)

    Discover the charm and potential of this 1997-built cottage getaway. Nestled near beautiful state parks, stunning beaches, and a collection of local wineries, this home was originally designed for relaxed vacation living and coastal adventures. Now awaiting new life, the property is in need of some TLC to restore its cozy character. Whether you’re dreaming of a weekend retreat or a renovation project brimming with opportunity, this cottage offers the perfect canvas. Property is being sold in as-is condition. Buyer is responsible for all inspections, permits, and obtaining the certificate of occupancy.

25. 2024-10-31
    historical 614-char remark

    Show marketing remark (614 chars)

    Discover the charm and potential of this 1997-built cottage getaway. Nestled near beautiful state parks, stunning beaches, and a collection of local wineries, this home was originally designed for relaxed vacation living and coastal adventures. Now awaiting new life, the property is in need of some TLC to restore its cozy character. Whether you’re dreaming of a weekend retreat or a renovation project brimming with opportunity, this cottage offers the perfect canvas. Property is being sold in as-is condition. Buyer is responsible for all inspections, permits, and obtaining the certificate of occupancy.

26. 2024-04-06
    listed $179,000 Active 614-char remark

    Show marketing remark (614 chars)

    Discover the charm and potential of this 1997-built cottage getaway. Nestled near beautiful state parks, stunning beaches, and a collection of local wineries, this home was originally designed for relaxed vacation living and coastal adventures. Now awaiting new life, the property is in need of some TLC to restore its cozy character. Whether you’re dreaming of a weekend retreat or a renovation project brimming with opportunity, this cottage offers the perfect canvas. Property is being sold in as-is condition. Buyer is responsible for all inspections, permits, and obtaining the certificate of occupancy.

27. 2024-04-01
    historical

    Show marketing remark (360 chars)

    * * * INVESTOR ALERT * * * Close to 350' frontage on the White Horse Pike in Mullica Township just under 2.25 Acres. This property includes Lot 4, 5 and 6 of Block 11411 which extends all the back to Garden Alley. Property is being sold in "AS IS" condition with the buyer responsible for any and all permits including CO as required by township.

28. 2024-03-31
    historical
29. 2023-03-27
    listed $250,000 Active

    Show marketing remark (360 chars)

    * * * INVESTOR ALERT * * * Close to 350' frontage on the White Horse Pike in Mullica Township just under 2.25 Acres. This property includes Lot 4, 5 and 6 of Block 11411 which extends all the back to Garden Alley. Property is being sold in "AS IS" condition with the buyer responsible for any and all permits including CO as required by township.

30. 2023-03-27
    listed $250,000 Active

    Show marketing remark (360 chars)

    * * * INVESTOR ALERT * * * Close to 350' frontage on the White Horse Pike in Mullica Township just under 2.25 Acres. This property includes Lot 4, 5 and 6 of Block 11411 which extends all the back to Garden Alley. Property is being sold in "AS IS" condition with the buyer responsible for any and all permits including CO as required by township.

31. 2023-01-12
    historical
32. 2022-01-22
    listed $79,500 Active
33. 2021-11-08
    historical
34. 2021-05-28
    listed $77,500 Active
35. 2011-10-01
    historical
36. 2006-05-11
    listed $95,000
37. 1993-12-03
    soldstatus $10,000
38. 1993-11-19
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $1,428 · $119/mo
• Projected year-2 tax: $2,578 · $215/mo
• Expected delta: +$1,150/yr (+$96/mo · 80.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,968
• − Mortgage interest: −$8,386
• − Property taxes: −$1,428
• − Insurance: −$748
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$4,355
• Taxable income: $4,376
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $5,498/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Greater Egg Harbor Regional High School District
• NCES district ID: 3406060
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $58,324
• Composite: 28.94/100
• National rank: #6629
• State rank: #319 of 472 in NJ

Livability — Egg Harbor City

• Score: 66/100
• State rank: #353
• US rank: #11600

Category grades

Amenities F Commute B- Cost of living B- Crime B Employment D Housing B+ Health & safety A User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Atlantic County · 143,611 people
• City population: 13,545
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 13,545
• Household income: $80,893
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 484.0

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 19% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.92%
• Current HPI: 267.2078
• Rent YoY: —
• Metro: Atlantic City-Hammonton, NJ
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+1397.0% since first listed

21 events — show timeline

• 2026-05-15 Listed $149,700 SJSRMLS
• 2026-05-01 Listing Removed — SJSRMLS
• 2025-11-13 Price Changed $147,900 SJSRMLS
• 2025-11-12 Relisted — SJSRMLS
• 2025-11-01 Listing Removed — SJSRMLS
• 2025-04-29 Price Changed $153,100 SJSRMLS
• 2024-12-06 Relisted — SJSRMLS
• 2024-10-31 Listing Removed — SJSRMLS
• 2024-04-06 Listed $179,000 SJSRMLS
• 2024-04-01 Listing Removed — SJSRMLS
• 2024-03-31 Listing Removed — BRIGHT MLS
• 2023-03-27 Listed $250,000 BRIGHT MLS
• 2023-03-27 Listed $250,000 SJSRMLS
• 2023-01-12 Listing Removed — SJSRMLS
• 2022-01-22 Listed $79,500 SJSRMLS
• 2021-11-08 Listing Removed — SJSRMLS
• 2021-05-28 Listed $77,500 SJSRMLS
• 2011-10-01 Listing Removed — SJSRMLS
• 2006-05-11 Listed $95,000 SJSRMLS
• 1993-12-03 Sold (Public Records) $10,000 Public Records
• 1993-11-19 Sold (Public Records) $10,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,428 · +10.2% YoY. Source: county tax records.